**Document:** Planning Statement Dated **Application:** 24/01173/CON — Registered Building Consent for demolition of single storey flat roof elements at western side of building, and associated works to openings and external walls - RB 287 (in association with 24/91152/GB) **Decision:** Permitted **Decision Date:** 2024-12-19 **Parish:** Braddan **Document Type:** report / planning_statement **Source:** https://planningportal.im/a/33441-braddan-groudle-glen-house-demolition-roof/documents/1077055 --- # Planning Statement Dated ## Statement to accompany the Planning application. ![A photograph showing the exterior of a large, white, two-story building with a brown tiled roof, situated next to a road with tram tracks in the foreground.](https://images.planningportal.im/2024/10/7055983.jpg) October 2024 Prepared by: Ellis Brown, Architects 1 Sydney Mount, Douglas, IM1 3DB ### The Proposal The proposal is a partial demolition of the existing flat roof extension and timber store situated on the western side of the former Groudle Glen Hotel allowing construction of a proposed 3 Bedroom House. Please find the area outlined to be demolished below (Appendix A). The proposed dwelling will be sympathetic to the style of other adjacent dwelling situated on the east side of the former Groudle Hotel (Appendix B) and a roof terrace serving the proposed dwelling looking over the Glen, will serve as amenity space. Historically, the Groudle Glen Hotel did have an extension depicted in images from the Late 19th century/ Early 20th century. However, this was a wooden overhead decking/canopy which had evolved into the blockwork structure it has today. It’s unknown to when this development had occurred but images from the 1990’s at least confirm it has been present since then. Remedial works to the retained existing building will occur to ‘block-up’ previous doorways to the proposed removed building, with the original building fabric unaffected by the demolition and by retaining the pitched roof situated behind the flat roof. The existing drainage facilities will be utilised connecting into the existing foul bio disc and the surface water will be connected to the existing system that serves the Groudle Hotel. The proposed dwelling will retain and accommodate adequate parking facilities to serve the home and visitors. Furthermore, within the vicinity, there are plenty of road side parking to which can be utilised. Consultation has taken place prior to this application with Thomas Sinden on the 25th of September 2024. The existing trees will be retained for the duration of the works and protected with Heras fencing where applicable. However, there are no trees that will be affected by the proposals as they are at a much lower level away from the proposed dwelling. In the event of work taking place in the vicinity of trees they will be protected to BS 5837 2012. Visibility splays shown from the approximate proposed parking position, indicated at approximately 46.7m as opposed to the 90m required for the 40mph limit is due to the road change in direction of both sides. Because of the bridge hairpin over Groudle Glen being nearby the site, it would be reasonable to assume that traffic in both directions would slow down in approach and be at a reduced speed when immediately exiting. This, combined with the road being wide allows increased visibility and availability to safely stop. ##### Summary In summary, the proposal is a partial demolition of the flat roof section of the former Groudle Glen Hotel, remedial of the retained building and a proposed dwelling in replacement of the demolished section. ### Drawings & Supporting Documentation - 24/3241/01 – Existing Site Plan and Elevations - 24/3241/02 – Existing Plans - 24/3241/03 – Proposed Site Plan and Elevations - 24/3241/04 – Proposed Plans - 24/3241/05 – Visibility Splays from Proposed Parking Appendices A-C below ##### Appendix A ![A street-level photograph showing a white single-storey flat-roofed structure attached to a larger two-storey building with a tiled roof, set against a backdrop of trees.](https://images.planningportal.im/2024/10/7055985.jpg) ![Historical black and white photograph of a large building adjacent to a tram on tracks.](https://images.planningportal.im/2024/10/7055986.jpg) ![A vintage sepia-toned photograph depicting a street scene with tram tracks on the left and a large building with a balcony on the right.](https://images.planningportal.im/2024/10/7055987.jpg) ![A snowy photograph of a large detached building with a balcony and pitched roof, situated next to a road with a sign reading 'SNOODLE GLEN'.](https://images.planningportal.im/2024/10/7055988.jpg) | | |---| Red box indicates area of demolition ##### Appendix B (1893) (Late 19th Century) (1990’s) ##### Appendix C ![A photograph showing the exterior of a cream-colored, modernist-style building with flat roof sections and large grid windows. A wooden utility pole with house number 117 stands in the foreground.](https://images.planningportal.im/2024/10/7055989.jpg) ![A photograph of a white, modern detached house featuring a tall vertical window section and a white picket fence.](https://images.planningportal.im/2024/10/7055990.jpg) Images of the adjacent building right of the former Groudle Hotel taken on site (Left) and from Google Maps (Right) --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33441-braddan-groudle-glen-house-demolition-roof/documents/1077055*